Standardized Operating Procedure of Purchase

Welcome to your private hillside retreat, where peaceful surroundings, thoughtful design, and quality craftsmanship come together on 4.37 scenic acres. This custom-built hillside ranch offers nearly 2,000 square feet of main-level living space, plus a spacious lower level with incredible flexibility.

Anderson windows throughout frame beautiful views and fill the home with natural light. The main level features 2 bedrooms, 2 full bathrooms, fresh interior paint, and an open layout designed for everyday comfort and entertaining. The kitchen has been beautifully refreshed with brand-new quartz countertops and matching backsplash, flowing into the dining area and family room. The family room offers hardwood floors, a wood-burning stove, new carpet, and heated floors for year-round comfort.

The primary suite adds a spa-like touch with heated bathroom floors. Step outside to the expansive 45’ x 12’ steel-framed aluminum plank deck with TimberTech railing, including a 16’ x 12’ covered and screened-in section — perfect for morning coffee, peaceful evenings, and surrounding acreage views.

The lower level offers a 2.5-car garage/workshop, laundry room, utility room, half bath, recreation space, and a private bonus/flex room currently used as a study and workout room. Recent improvements include two mini-split systems, quartz counters with matching backsplash, fresh interior paint, and new carpeting in the lower-level flex room, living room, and second upstairs bedroom.

Built for longevity with James Hardie siding, Miratek trim, a 50-year GAF architectural shingle roof, Bradford White hot water tank, Dunkirk boiler, and Culligan water softener. Enjoy the privacy of acreage, peaceful wooded views, and the ease of a home that has already been thoughtfully updated. From cozy winter nights by the stove to quiet summer evenings on the screened deck, this home was designed to be enjoyed in every season. Tucked away in a serene, nature-filled setting yet convenient to downtown Buffalo, the airport, Ellicottville, and everyday conveniences, this home offers privacy, comfort, updates, and accessibility in one exceptional property.